Carlton Terrace

Carlton Terrace In Cocoa, Florida

Read the price range before you read the midpoint, because the midpoint here is misleading. Carlton Terrace spans $345,000 to $1,850,000. Three of the sixteen most recent transfers carried direct Indian River frontage, and those numbers pull the middle of the range up near $737,000. Take the riverfront out and what remains is an interior neighborhood of two and three bedroom houses on Bellair, Belmont, Clairemont, Meridian and MacFarland that trade in the mid three hundreds to the low six hundreds.

The recorded plat spells it Carleton, and so does the park association, while the county subdivision records and most of the street signage read Carlton. Both spellings refer to the same 1924 plat. Do not let it confuse you when you are pulling documents. The subdivision was later resubdivided and amended, which is why title work here often reads Carlton Terrace Amended Plat or Carlton Terrace Resubdivision rather than the original.

The park is the reason people know this neighborhood. The Davis brothers dedicated an undeveloped riverfront parcel to neighborhood use in the 1924 plat. The City of Cocoa managed it for decades, and in 2018 questions about ownership prompted residents to organize the Carleton Terrace Park Association, Inc. in 2019 as a 501(c)(7) not for profit social club to maintain it. Membership is voluntary, runs about $100 a year, and access to the park is not conditioned on joining.

Construction here is a genuine mix because the neighborhood filled in across eighty years. Eight of sixteen homes are two story. Half are frame, several with wood siding, and the rest are block. Seven carry metal roofs and four carry tile, which is a very different roof profile from the shingle subdivisions west of I-95. Balconies appear on seven properties, and nine have an in ground pool. Every parcel is on public water and a septic tank.

Two practical notes. First, homes take about 82 days to sell here, longer than the west Cocoa average, because the buyer pool for a 1930s riverfront house on septic is narrower and financing takes more work. Second, price per square foot runs near $294, more than double the west side, and almost all of that premium is the river, the mature canopy and the walk to Cocoa Village rather than the house itself.